220 Dixie Dr · Moultrie, GA 31768

$250,000

4 bd · 2.5 ba · 2,406 sqft · SingleFamily public records · 14 Days on market

Built 1960 1.57 ac lot Est $325k · 23% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is a spacious and sits on 1.57 acres. It is a 2 bedroom, 2 full bath, 2 half bath, one of which is in the basement. Large Formal living room area and dining room. This home has large yards that would be perfect for someone who loves workig in the yard.

Key facts

• 1.57 acre lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: 2-car garage (garage faces side); 2 carport spaces; Total of 4 parking spaces; Covered parking and driveway with level access; Kitchen-level parking access
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available; Underground utilities; Water available; Sewer available
• Home design: One level; Resale property; Composition roof; Combination foundation
• Construction: Vinyl siding exterior; Composition roof; Combination foundation
• Exterior features: Private entrance; Private yard; Rain gutters; Patio; Above-ground vinyl pool

Interior

• Kitchen: Stone countertops; Open view to the family room; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Master suite on the main level; Oversized master bedroom; Four main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: Four full bathrooms; One half bathroom; Master bathroom with separate tub and shower; All main-level bathrooms (four full)
• Heating & cooling: Central air with electric; Ceiling fans; Zoned cooling; Natural gas heating; Zoned heating
• Interior features: Crown molding; Disappearing attic stairs; Entrance foyer; Walk-in closet(s); Insulated windows; One fireplace located in the great room; No shared/common walls
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $77 ($926/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (9.2% below list).
• Recommended offer: $227k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.4% in Moultrie — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#374 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, commute F, employment F.
• Colquitt County (town): math 29% / reading 25% proficiency, ranked #117 of 174 in GA (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wright Elementary School (math 62% / reading 47%, grade C, #185 of 1,228 statewide, top 16%, 521 students, 97% FRL); Willie J. Williams Middle School (math 25% / reading 24%, grade F, #301 of 470 statewide, top 66%, 1,369 students, 85% FRL); Colquitt County High School (math 50% / reading 18%, grade F, #98 of 424 statewide, top 23%, 1,787 students, 64% FRL).
• Market conditions: 138 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 94 units permitted in Colquitt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Colquitt County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y ago; this cycle's ask is 10317% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $196k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,917 (9.2% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $324,810
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Tallokas Rd	0.39mi	4/2.5	2,660 (+11%)	1mo	$272,600	$102	63
201 Hillcrest Ave	0.30mi	3/2.0 (-1)	2,284 (-5%)	10mo	$240,000	$105	63
1701 10th Street St SE	0.63mi	3/2.0 (-1)	2,368 (-2%)	1mo	$248,000	$105	61
1501 South Main St	0.28mi	3/3.0 (-1)	2,366 (-2%)	23mo	$469,000	$198	58
701 1st St St SE	0.67mi	3/2.0 (-1)	2,521 (+5%)	22mo	$341,500	$135	36
1326 Fairview Dr	0.55mi	4/3.0	2,752 (+14%)	21mo	$410,000	$149	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-35,569
• Equity at exit: $37,276

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-24,535
• Equity at exit: $21,615

Cash invested: $70,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31768

• Home prices YoY: -33.0%
• Active inventory: 138
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,269 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$300 /mo · $3,603/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $77

Break-even live

Break-even rent $2,171

Max offer price $250,000

Occupancy floor 92%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Dixie Dr Moultrie, GA	4.0	4.5	2406	$2,400	$1.00	21d	1	0.02mi
203 17th Ave SE Moultrie, GA	3.0	1.5	1815	$1,700	$0.94	21d	1	0.33mi

Listing history 11 events

1. 2026-06-18
   days on market $250,000 Active 14 DOM
2. 2026-06-17
   days on market $250,000 Active 13 DOM
3. 2026-06-16
   days on market $250,000 Active 12 DOM
4. 2026-06-15
   days on market $250,000 Active 11 DOM
5. 2026-06-13
   days on market $250,000 Active 9 DOM
6. 2026-06-12
   days on market $250,000 Active 8 DOM
7. 2026-06-09
   pricedays on market $250,000 Active 5 DOM
8. 2026-06-08
   days on market $240,000 Active 4 DOM
9. 2026-06-07
   days on market $240,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $240,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $3,603 · $300/mo
• Projected year-2 tax: $3,603 · $300/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,230
• − Mortgage interest: −$14,004
• − Property taxes: −$3,603
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$7,273
• Taxable loss: −$3,257
• Est. tax savings @ 24.0%: +$782
• After-tax cash flow: $1,708/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Colquitt County
• NCES district ID: 1301380
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $32,950
• Composite: 22.11/100
• National rank: #8176
• State rank: #117 of 174 in GA

Livability — Moultrie

• Score: 60/100
• State rank: #374
• US rank: #18973

Category grades

Amenities C+ Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moultrie, GA
• Population (ZIP): 21,281

Population outlook (Colquitt County) Hauer SSP2

• Today (2025): 46,043 people
• By 2030: 45,757 · -0.6%
• By 2040: 44,929 · -2.4%
• By 2050: 43,901 · -4.7%
• By 2075: 40,831 · -11.3%
• By 2100: 37,986 · -17.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 51% Black 33% Hispanic / Latino 14% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1% Cuban 2%
• Common ancestry: Serbian 1% Italian 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 13% German/W. Germanic 1%

Political lean MEDSL · Colquitt

• 2024 margin: Solid R (+50.2) · D 24.8% · R 75.0%
• 2008→2024 swing: -12.6pp toward R · 2008: -37.6pp · 2024: -50.2pp
• All cycles: 2024: R+50.2 2020: R+47.2 2016: R+47.3 2012: R+39.6 2008: R+37.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.21%
• Current HPI: 188.988
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

-98.3% since first listed

8 events — show timeline

• 2026-06-05 Listed for Rent $2,400 FMLS
• 2026-06-04 Listed $240,000 FMLS
• 2026-06-01 Rental Removed $2,400 FMLS
• 2026-05-04 Sold (Public Records) $196,000 Public Records
• 2026-05-03 Listed for Rent $2,400 FMLS
• 2010-02-11 Sold (Public Records) $125,000 Public Records
• 2010-02-11 Sold (MLS) $125,000 MBOR
• 2010-01-08 Listed $139,900 MBOR

Property tax history

+5.5%/yr

Latest (2025): $3,603 · -4.2% YoY. Source: county tax records.